Tiaraville, Subang Jaya
You know Americans always say 3 most important things in real estate is “location, location, location”.
It seems Tiaraville in SS16 of Subang Jaya is set to benefit from good ‘location’. It’s right next to Carrefour, and within walking distance to the KTM commuter station, Subang Parade and the SS16 government office complex. So, basically, the centre of the Subang Jaya sub-universe. Then there’s easy access to the Federal Highway, Glenmarie, NPE, Kesas and NKVE.
Tiaraville is actually a follow-on phase of the strangely named e-Tiara serviced apartment which is next to it.
We went to view the show unit and sales office on a Sunday, and were caught in a traffic jam due to a road diversion caused by some infrastructure upgrading. We can imagine how terrible the crawl would be on a weekday. At peak hour.
At first impression, the building is extreme tacky coloured, with a brownish-yellow ochre façade. Due to the massive number of units, the multiple towers are built on a common multi-leveled parking podium. Not the most contemporary of condo designs, and it shows.
Most of the units are small, from 800 to 1028sq.ft. with very tight 2+1 or 3 rooms. This would mean they are targeting college students and investors, and not so much the urban family which generally go for bigger units (and with more rooms). There is even two types of units with a ‘secret garden’ concept, which looks suspiciously like an extra large terrace (which translates to a higher price with unusable space). Since there was no show unit for it, it remained a ‘secret’.
You can tell we weren’t really impressed with the show unit. There wasn’t much innovation to see, everything was basically quite old-fashion or unspectacular. From the over-the-top koi pond concept, IKEA furnished show unit (I’m beginning to think show units for developers constitute IKEA biggest customers…), to mirrors on walls to give an impression of bigger space, etc.
OK, enough negativity. It does have some redeeming points. Did we mention the location? It also provides a lot of facilities, on par with other projects in its category. Some of them are like multi-leveled security, broadband internet access, nursery, housekeeping facilites, squash courts and even a musical fountain and pool shaped like a piano. In fact they are going with the music theme with some of the design of the common facilities. Did we mention the koi pond overdose?
Besides this, the developer is also marketing the Akina e-suite (what the heck is an ‘e-suite’? A virtual room in cyberspace?!). There is also a show unit of this for this studio apartment, which is sized at about 500sq.ft. You know the thing with studio apartments…
What can we say in conclusion? To be frank, its not that all that bad, it’s just that marketing could have been much better. And with the prime location, they know it will sell like hot cakes to those who want it, so they take a lot of liberty in other areas at that expense. But it is priced at a slight premium, but I can foresee a lot of Subang Jaya people overlooking that fact. Undoubtedly, it will well, and will yield good rental returns for investors. Not sure how many urban families will want to stay there for long, though.
| Project Name | Tiaraville |
| Location | SS16, Subang Jaya |
| Description | Service suites on Freehold land |
| Price | RM220,000 to RM303,000 (about RM275 to RM300psf) |
| Unit size | 800 to 1028sq.ft. |
| No of units | 611 units |
| Type of development | Serviced Apartments on freehold land |
| Launch Date | currently available |
| Expected Completion | mid 2008 |
| Developer | NPO Development Sdn. Bhd. (subsidiary of Titijaya Group) |
| Contact | 603 – 5637 4377 |
| Website | www.titijaya.com.my |
about the same RM/psf as damansara perdana (MK Land), but you are right. location location location
Comment by belacans — August 17, 2005 @ 11:47 am
belacans,
i just realised something.
usj1 avenue = good product, not so good location
tiaraville = good location, not so good product!
Comment by Administrator — August 17, 2005 @ 11:48 am
Argh. I cannot tahan lah. They keep building new stuffs and bringing in more people to Subang. It’s so freaking jammed up already. Oh, Tiaraville looks ugly =P But you’re right about them targetting students but I think they targetted the wrong group of students. You see, the rent would prolly be so much higher and those students studying around Inti, Taylors and Metro would rather stay at the nearby cheaper apartments. They should’ve built it somewhere around Sunway area where majority of the students there are from abroad and most of them are middle eastern people.
Comment by S-Kay — August 18, 2005 @ 4:30 am
well this is a SERVICE APARMENT-doea not fall under the ambit of certain housing regulations.
residents may hv to pay hefty fees as the management calls the shots and no legal recourse-commercial titles
Comment by lazy — August 18, 2005 @ 6:27 am
sabar, s-kay, sabar…
lazy,
so as buyers we really consider all the long term factors b4 booking just bcoz the ‘location’ is good.
Comment by Administrator — August 18, 2005 @ 7:08 am
excellent location!i am the purchaser of TiaraVille and e-tiara.i look at 3 factors before investing a property:location,location and location.You can buy cheaper property in outskirt and get no tenants after all.Frankly speaking, i don find it expensive when you compare apple with apple.It is about the same as Damansara Perdana but this is FREEHOLD property.As comparison,it is so easy access from highways, shopping mall, hypermarket is within walking distance. moreover, it is so near to public transportation and based on recent survey in The Sun, property near to public transportation will be appreciating as petrol and toll charges are increasing. !(property in KL sentral is selling at RM 450 without surrounding amenities.)well,tiaraville is selling like hot cake due to its location and goood track record of developer. now they are launching on last phase and i would say that there are no other place with this excellent location anymore in Subang Jaya.
talking about the jam in front of the sales office, it is just for temporary due to the construction of Subang-Kelana link. Property price will be increase further upon its completion together with the link. This link will make it very convenient to tiaraville/e-tiara residence as it is directly link to federal highway and NKVE from mesiniaga.
Comment by alan55 — August 18, 2005 @ 7:25 am
Thanks, alan55, for your positive feedback. I know the roadworks were temporary, we were quite annoyed bcoz of the jam caused by selfish drivers. But location is king, and it works for Tiaraville.
Comment by Administrator — August 18, 2005 @ 7:39 am
For 260K unit. Assume 10% down. You need to rent it for RM1600 and above to break event.
Comment by SmallSiput — August 21, 2005 @ 10:16 am
Tiaraville rocks lah! No one in the right state of mid woud want to get janatowers(too expensive) or USJ 1 Avenue( area lousy)…
Look at the overall, location,location,location……! woohoo
Comment by TiaraKing — August 28, 2005 @ 3:59 pm
Tiaraville lah best…apa lagi tunggu?
boleh cecah sampai 30% lebih mahal selepas setahun.
best lah
Comment by Biggie — August 29, 2005 @ 2:27 pm
TiaraVille, smart choice. Location wise is perfect.
Comment by Richard — September 11, 2005 @ 4:55 pm
Tiaraville is @ great location, but the law did not protect the owner of service apartment, search in yahoo to find out more.
Comment by innocent — September 13, 2005 @ 5:37 am
does every unit come with pre-installed air cond unit for living, dining and all bedrooms? is it 3 phase wiring system?….thanks alot
Comment by alex — September 13, 2005 @ 9:00 am
alex,
maybe you can check with the developer?
Comment by Administrator — September 13, 2005 @ 9:21 am
guys, what’s e-suite? sounds too good lol
wanna have a look this weekend. can’t wait!
Comment by sazali — October 7, 2005 @ 6:37 am
sazali,
its just a normal studio apartment, by any other name. in fact, i think we just saw the ad in the papers this morning.
Comment by Administrator — October 7, 2005 @ 6:45 am
Are the studio units selling well?
Comment by CS — October 7, 2005 @ 8:14 am
CS,
for that we think its best to check with the developer.
Comment by Administrator — October 7, 2005 @ 8:21 am
I am now working in another country so was just looking for updates.
Comment by CS — October 7, 2005 @ 10:03 am
from what we’ve heard (unofficially), sales have been ok, buoyed by the good location.
Comment by Administrator — October 8, 2005 @ 12:48 am
i’ve signed s+p for 3+1 unit in block b. the location is the main reason for the decision to buy.
Comment by john — October 8, 2005 @ 1:56 am
Thanks. I appreciate it. Any news is welcome news. I also bought a 3+1 but in Block A, hence my interest. The location is the main deciding factor. I wonder how much the price of petrol will be in 3 years time? High enough to persuade some folks to stay near the KTM train station?
Comment by CS — October 15, 2005 @ 10:09 am
It is under commercial land. There is no protection for house buyer. Please check and prepare for the risk before invest.
Comment by lee — October 31, 2005 @ 3:54 am
It is not true to say that there is no protection. It is right to say that the buyers are not protected under the existing housing laws. However there is a S&P contract which is binding and does protect the buyers. In this case, the developer, by and large, has chosen to follow the standard S&P. That says something about the developer.
Comment by CS — October 31, 2005 @ 4:44 pm
indoor wall fountains
indoor wall fountains
Trackback by indoor wall fountains — November 13, 2005 @ 6:07 am
does anyone know what sort of rates, quit rent, assessments, utilities we are looking at here?
Comment by nike — December 2, 2006 @ 9:54 am
Hi, I am a buyer of the Saujana Residency Condo across the road. I am suggesting that all the high-rise condos developers on this strip of road work together with MPPJ to make it a nice and green boulevard ! So as the upgrading of KTM station and may be building up a small Bus Terminal (which is vey common in Hong Kong ) and also a multi-level car park to make the strip of road the model development for the country .After all, we have the Retailers, Educationers , Medical practitioners and many other conveniences around , why don’t we make this strip the best location for all with complete/excellent amenities and serene surroundings !I have put this up in Suajana Residency’s blog. Appreciate some assistances from the property buyers in Tiaraville and other projects within the same strip .
Comment by Viking — December 15, 2006 @ 1:16 pm
Viking it’s MPSJ, not MPPJ. The idea is good, I’m sure all the buyers will agree. If you really want to push for it, you’ll need to get all the developers here to appoint an landscape consultant or architect to come out with a proposal, get all parties to agree on the cost (which will NOT be easy) and make a proper submission to MPSJ, wait for their approval, etc…
It’s a long and difficult process, most times it gets stuck at the ‘money’ part.
Comment by Administrator — December 15, 2006 @ 2:42 pm
Hi, all Tiaraville buyers, this strip of road is going to be very happening after the completion of LRT Terminal before the end of 2010. This LRT Terminal could be just in front of Tiaraville, or at 45 degree angle . Together with the KTM station ,there will be very heavy traffic flow of human and vehicles. Therefore it is our interest to ensure that the Terminal is a very nice structure that enhance the value of the all Condos at this strip . If you all can play a role to excite the Tiaraville developer to take a participative if not the leading role to make this strip of road a better boulavard for all , it will eventually benefit all of the Tiaraville buyers so as the other condos buyers. The developers will gain some mileages for their reputations. Appreciate and Thanks
Comment by Viking — December 28, 2006 @ 12:27 am
I will soon be getting my keys to E-tiara. Wonder if u guys who bought a unit there might contact me to join up in an E-tiara owner mailing list.
Comment by colbert — January 13, 2007 @ 8:40 pm
Hello everybody
I hv bought Tiaraville unit in Blk B. Its all good news, espeically the new LRT terminal being considered in front of Tiaraville. Its a sure winner for everyone who has invested in this area. Can someone give the latest information on the progress of the construction please! And in terms of value and prestige, which condo along this strip would rank the highest according to your views. Not forgetting any recent photos of Tiaraville will be appreciated. Thnks folks.
Comment by Elizabeth — March 12, 2007 @ 2:39 am
Hello e-tiara owners. How are the rental market for you guys? I heard some owners have rented out their units for $1200 - $1500 with basic furnishing. That is fantastic.
Comment by CS Chua — March 24, 2007 @ 4:38 pm
I think its good deal.
Comment by Chin Kian Kun — May 10, 2007 @ 5:05 pm
FYI…TAMAN SUBANG RIA DEVELOPMENT PUBLIC HEARING. Check the site: http://hwabeng.org.my/node/329
Comment by mlcheah — May 11, 2007 @ 2:53 pm
Just to tell all the future owners.
Be4 we purchased the unit, the Sales Team promised us that there will be some sort of upgrade package, eg.tiles to the 2 by 2 homogeneous tiles, extra power points etc.
but today when I called up, the Project Office says, NO SUCH thing….
I am so pissed!
Must call Chermaine Lim already…
anyone faced the same issue?
Comment by Kenneth — May 15, 2007 @ 8:39 pm
Hi all,
I am creating a community website for the future residents of the serviced apartments along SS16. Can buyers here kindly scan and e-mail me the detailed brochure and unit layout/floor plans for Tiaraville akina studio units? (I already have the plans for the bigger units) Please e-mail hiredpen@gmail.com I’m currently overseas and can’t find the floor plans for the studio units online. Thanks in advance.
Comment by Edward — February 4, 2008 @ 7:57 pm
i know its a good buy, i have not got the keys yet but there are people calling me and asking if i would sell thie property of mine.but not till i actually get the keys and see if the offer is good,coz i bought thi unit for my kids to use in future,and also to rent it out to students if possible
Comment by NAIR — March 16, 2008 @ 1:17 am
Nair:
1. Those people who called you are real estate agents … it’s normal for agents to call you as a property nears completion - it happens everywhere
2. Students are among the worst possible tenants. They tend to trash the property and thus lower its value. Go for local executives.
Comment by YSL — March 17, 2008 @ 12:15 am